BarrioRadar Research · 2026

The Spanish Property Market Report 2026

Asking prices tell you what sellers want. Completed sales tell you what buyers actually pay.

Explore 22 pages of independent research into Spanish property prices, regional differences, foreign buyers and housing affordability.

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Free report · Official Spanish data · Available in four languages

By BarrioRadar Research Team

• 2026 Edition · Official data from Notariado, Registradores and INE

Page 1 of 22 - Cover and national headline figures: 699,562 notarized deeds, €2,031/m² mean deed price, and 15.98% foreign buyer share.

699,562

Notarized Home Sales

12-month deeds (614,604 with price & floor-area data; 698,684 in Land Registry to 2026 Q2)

€2,031/m²

Mean Completed Deed Price

€227,374 mean price across 111.9 m² (Notariado); €2,365/m² in Land Registry 2026 Q2 (+9.6% YoY)

20 of 52

Provinces Above 2007-08 Peak

Spain's weighted average sits +18.6% above 2008 Q1 (€1,995/m²), but 32 provinces remain below their nominal peak

15.98%

Foreign Buyer Share (2026 Q2)

Just over 26,800 registered purchases in Q2 (+2.06 pp vs Q1; 14.22% over 12 months)

Free 22-Page PDF Report

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Choose your language edition (English, Spanish, French, or German) to receive the 22-page A4 landscape report with all provincial tables, municipal rankings, and methodology notes.

22 pages (A4 Landscape PDF)
52 provinces & top 60 municipalities
Notariado · Registradores · INE
English · Español · Français · Deutsch

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Selected Report Findings

Four findings worth knowing

The report brings together notary deeds, Land Registry inscriptions, and demographic statistics to show how prices, new builds, foreign buyers, and local incomes differ across Spain.

Finding 01 · Pages 4 & 6 · The 19-Year Cycle & Provincial Divide

Spain's property market is moving at two speeds

20 / 52 provinces have passed their 2007-2008 nominal price peak (32 remain below)

Across the 12 months to 2026 Q2, Spain recorded 698,684 registered sales (+1.0% year-on-year, 21.8% below the 2007 Q1 peak of 893,310) and 699,562 notarized deeds, 91.11% of which were resale homes. In nominal terms (before inflation), the national registered average reached €2,365/m², 18.6% above its 2008 Q1 peak (€1,995/m²). Yet only 20 of 52 provinces have passed their 2007-2008 highs, led by the islands, Madrid, and the Mediterranean coast, while 32 remain below.

Page 6 of The Spanish Property Market Report 2026: Provincial Price Geography — Page 6 maps Notariado deed prices (€/m²) across all 52 provinces and compares 2026 Q2 Land Registry prices with 2007-2008 highs.

Finding 02 · Page 13 · New-Build vs Resale & Location Mix

Why new homes aren't always more expensive

+37.6% national gap for new-build apartments (€3,167/m² vs €2,302/m² for resale flats)

Nationally, new-build apartments average €3,167/m² in notarized deeds, 37.6% more than resale flats (€2,302/m²), and cost more per square metre in 50 of 52 provinces. Across the Comunidad de Madrid, however, the regional new-flat average (€3,903/m²) sits 5.75% below resales (€4,141/m²). Inside Madrid city, new flats cost 18.6% more (€6,348/m² vs €5,350/m²), but 71.7% of the region's new flats are sold in lower-priced commuter towns outside the capital.

Page 13 of The Spanish Property Market Report 2026: New-Build vs Resale Homes — Page 13 compares new-build and resale apartment prices across provinces and ranks the 15 non-capital municipalities with the highest new-build volume.

Finding 03 · Pages 18 & 19 · International Demand & Nationalities

Foreign buyers now account for nearly 16% of sales

13 sales apart separate UK (6.99%, 1,843 sales) and Dutch (6.94%, 1,830 sales) buyers in 2026 Q2

Foreign buyers accounted for 15.98% of registered home purchases in 2026 Q2 (up from 13.92% in Q1; 14.22% over 12 months), or just over 26,800 sales in a single quarter, led by Alicante (46.43%) and Málaga (37.01%). British (6.99%, 1,843 sales) and Dutch (6.94%, 1,830 sales, +14.1% YoY) buyers were separated by just 13 sales, while 12-month foreign shares in northern Spain rose in Asturias from 2.54% in 2018 Q2 to 7.29% in 2026 Q2.

Page 19 of The Spanish Property Market Report 2026: Foreign Buyer Nationalities — Pages 18 and 19 cover provincial foreign buyer shares, the eight-year trend in northern Spain, the top 18 nationalities, and €/m² paid by world region.

Finding 04 · Pages 16 & 17 · Sale Prices vs Local Resident Incomes

Where house prices dwarf local incomes

21.6x vs 1.9x mean sale price to local resident annual household income in Calvià vs Puertollano

Comparing mean notarized sale prices with net annual household incomes of local tax residents (INE 2023) across 444 municipalities highlights the gap between international resort markets and domestic employment centres. Average prices reach 21.6 times local annual household income in Calvià (€967,635 vs €44,877) and 21.2x in Marbella (€802,820 vs €37,840), compared with 9.5x in Madrid, 8.3x in Barcelona, and 1.9x in Puertollano. Because deeds do not record buyer tax residence, this ratio compares local prices with local resident incomes rather than buyer mortgage affordability.

Page 16 of The Spanish Property Market Report 2026: Property Sale Prices vs Local Resident Income — Page 16 plots average completed deed prices (€/m²) against net annual local resident household income across qualifying Spanish municipalities.

Report Contents

What's inside

22 pages of plain-language analysis, charts, maps, and reference tables covering national, regional, provincial, and municipal markets.

Pages 01 - 04

Executive Summary, Property Types & the 19-Year Cycle

Eight key findings, national prices for apartments and houses (new-build vs resale), and 78 quarters of sales and prices from 2007 Q1 to 2026 Q2.

Pages 05 - 09

17 Autonomous Communities & All 52 Provinces

Regional comparisons from Illes Balears (€4,214/m²) to Extremadura (€922/m²), 2007-2008 peak comparisons, and a two-page reference table for all 52 provinces.

Pages 10 - 12

Capitals vs Suburbs & Spain's 60 Largest Municipalities

How provincial capitals compare with surrounding towns and a two-page ranking of Spain's 60 largest municipal markets (249,633 sales, 35.68% of the national total).

Pages 13 - 15

New-Build vs Resale, Flats vs Houses & Postcode Gaps

Where new homes are built outside provincial capitals, how flats and houses differ in €/m² and total price, and price spreads across postcodes in 10 major cities.

Pages 16 - 19

Local Household Incomes & Foreign Buyers by Nationality

Sale prices compared with local resident household incomes across 444 municipalities, plus provincial foreign buyer shares, top 18 nationalities, and prices paid by world region.

Pages 20 - 22

Tourist Lets, Garage Prices, Market Screen & Methodology

Tourist-dwelling shares (INE May 2026), provincial garage prices, 78 active municipalities priced at €1,650/m² or less, and full methodology notes.

Our data sources

Based on official Spanish property and demographic data

Every figure in the report is calculated from official Spanish registries rather than property portal asking prices.

Notarized Sales Deeds · Rolling 12 Months

Consejo General del Notariado

Covers 699,562 residential purchase deeds signed before a notary over 12 months. Prices per square metre (€/m²), average prices (€), and floor areas (m²) are calculated from the 614,604 deeds (87.86%) that include both price and surface area.

Fuente: Según el Portal Estadístico del Notariado, desarrollado por el Consejo General del Notariado (mapa.notariado.org), reproduced with express written permission.

Land Registry · 2007 Q1 to 2026 Q2

Colegio de Registradores de España (CORPME)

Covers 78 quarters of registered home sales up to 2026 Q2 (698,684 sales over 12 months), providing comparisons with 2007-2008 highs, annual volume and price changes, garage prices, and foreign buyer shares and nationalities.

Fuente: Colegio de Registradores de la Propiedad, Bienes Muebles y Mercantiles de España (CORPME) · Estadística Registral Inmobiliaria (2T 2026), under ODbL 1.0 License.

Income, Population & Tourist Dwellings

Instituto Nacional de Estadística (INE)

Provides net annual household income for local tax residents (ADRH 2023), official municipal population figures (2025), the 2021 Housing Census, and experimental statistics on tourist dwellings (May 2026).

Fuente: Instituto Nacional de Estadística (INE) · ADRH 2023, Padrón 2025, Censo 2021, and Estadística Experimental VUT (mayo 2026).

Why do Notariado and Registradores numbers differ slightly?

Notaries record a sale on the day the public deed is signed. Land Registrars record the sale when that deed is inscribed in the Land Registry, typically 30 to 90 days later, and include subsidized housing (VPO) in their headline totals. The report uses each source for what it measures best and labels the source on every chart and table.

Location Intelligence

About BarrioRadar

National and provincial market reports show the big picture, but property decisions happen at a specific street address. Two homes in the same city - or even neighbouring postcodes - can have very different everyday walkability, public transport frequencies, school access, and local price benchmarks.

BarrioRadar covers more than 15.6 million addresses across Spain. Enter any address to check its 0-100 neighbourhood accessibility score, walking times to supermarkets, healthcare, and schools, scheduled bus, metro, and tram frequencies, and official census-section rental benchmarks.

Search any Spanish address on BarrioRadar Explore the Spain City Accessibility Index (100 Municipalities) Read: The Price of Accessibility in Spain

FAQ

Questions about the report

Is The Spanish Property Market Report 2026 free?

Yes. The 22-page report is free in English, Spanish, French, and German. You do not need a BarrioRadar account, a subscription, or marketing consent to request it.

Why does this report use completed sale prices instead of portal asking prices?

Asking prices on property portals only show what sellers are asking for currently listed homes. This report uses notarized deeds (Consejo General del Notariado) and Land Registry inscriptions (Colegio de Registradores), which record what buyers actually paid in completed sales.

Which time periods do the figures cover?

Each source uses the latest official release available when the report was compiled: rolling 12-month notarized deeds from the Consejo General del Notariado; Land Registry data from 2007 Q1 to 2026 Q2 (12 months to June 2026 for provincial sales and prices, and 2026 Q2 for foreign buyers); and INE data from the 2023 Household Income Atlas, 2025 municipal population figures, the 2021 Housing Census, and the May 2026 tourist dwellings release.

Are the French and German editions full translations or short summaries?

All four editions (English, Spanish, French, and German) are full 22-page A4 landscape reports containing the same statistics, charts, maps, provincial and municipal tables, and methodology notes.

Can journalists, estate agents, or researchers cite figures from the report?

Yes. You may quote findings and figures from the report by citing BarrioRadar and the relevant official source (Consejo General del Notariado, Colegio de Registradores de España CORPME under ODbL 1.0, or INE). Commercial resale or bulk redistribution of the underlying datasets is not permitted.